131 North St · Brownstown, PA 15904

$34,000

2 bd · 1.0 ba · 936 sqft · SingleFamily · 60 Days on market

4,792 sqft lot $36/sqft · at area comps Est $33k · at est.

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this 2 bed 1 bath home in Brownstown area of Johnstown. Featuring a solid rear garage with easy alley access. Great for off street parking and additional storage. Great opportunity for investors or first time buyer that can make it their own with a little work. Schedule a showing today.

Key facts

• Alley access
• Off street parking
• Rear garage

Tags

• REAR GARAGE
• ALLEY ACCESS
• OFF STREET PARKING
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($793 rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#653 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Ferndale Area SD (suburban): math 31% / reading 56% proficiency, ranked #316 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $235 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $34k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $32,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 18.62%
• Cash-on-cash: 44.03%
• DSCR: 2.96
• GRM: 3.6

CMA / ARV

• ARV (median comp): $33,074
• List price: $34,000
• Delta: 2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Lehigh St	0.12mi	3/1.0 (+1)	910 (-3%)	10mo	$124,900	$137	76
180 Crystal St	0.08mi	3/1.5 (+1)	990 (+6%)	15mo	$85,200	$86	67
126 Wyoming St	0.15mi	3/1.5 (+1)	900 (-4%)	21mo	$95,000	$106	62
333 Habicht St	0.30mi	3/1.0 (+1)	901 (-4%)	20mo	$19,000	$21	58
640 Virginia Ave	0.57mi	2/1.0	928 (-1%)	20mo	$28,000	$30	55
729 Pennsylvania Ave	0.62mi	2/1.0	840 (-10%)	19mo	$25,000	$30	38
716 Brallier Pl	0.74mi	2/1.5	995 (+6%)	20mo	$15,000	$15	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.76×
• Total profit: $16,775
• Equity at exit: $5,070

10-year hold

• IRR: 47.3%
• Equity multiple: 5.56×
• Total profit: $43,407
• Equity at exit: $2,940

Cash invested: $9,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15904

• Active inventory: 50
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $793 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $349

Break-even live

Break-even rent $351

Max offer price $34,000

Occupancy floor 51%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Burkhard St Johnstown, PA	2.0	1.0	856	$825	$0.96	24d	1	0.99mi
1781 Goucher St Johnstown, PA	1.0–2.0	1.0	592	$740	$1.25	24d	4	1.14mi

Listing history 18 events

1. 2026-06-19
   days on market $34,000 Active 60 DOM
2. 2026-06-18
   days on market $34,000 Active 59 DOM
3. 2026-06-17
   days on market $34,000 Active 58 DOM
4. 2026-06-16
   days on market $34,000 Active 57 DOM
5. 2026-06-15
   days on market $34,000 Active 56 DOM
6. 2026-06-14
   days on market $34,000 Active 54 DOM
7. 2026-06-12
   days on market $34,000 Active 53 DOM
8. 2026-06-09
   days on market $34,000 Active 50 DOM
9. 2026-06-08
   days on market $34,000 Active 49 DOM
10. 2026-06-07
    days on market $34,000 Active 48 DOM
11. 2026-06-05
    days on market $34,000 Active 45 DOM
12. 2026-06-03
    days on market $34,000 Active 44 DOM
13. 2026-06-02
    days on market $34,000 Active 43 DOM
14. 2026-06-01
    days on market $34,000 Active 42 DOM
15. 2026-05-31
    days on market $34,000 Active 41 DOM
16. 2026-05-30
    days on market $34,000 Active 40 DOM
17. 2026-04-20
    listed $34,000 Active 309-char remark

    Show marketing remark (309 chars)

    Opportunity awaits in this 2 bed 1 bath home in Brownstown area of Johnstown. Featuring a solid rear garage with easy alley access. Great for off street parking and additional storage. Great opportunity for investors or first time buyer that can make it their own with a little work. Schedule a showing today.

18. 2014-04-21
    soldstatus $7,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,517
• − Mortgage interest: −$1,905
• − Property taxes: −$1,018
• − Insurance: −$170
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$989
• Taxable income: $3,913
• Est. tax owed @ 24.0%: −$939
• After-tax cash flow: $3,252/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ferndale Area SD
• NCES district ID: 4209750
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $37,748
• Composite: 36.12/100
• National rank: #4750
• State rank: #316 of 539 in PA

Livability — Brownstown

• Score: 71/100
• State rank: #653
• US rank: #6659

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownstown, PA
• City population: 1,027
• Population (ZIP): 16,283

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.96%
• Current HPI: 151.6715
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+353.3% since first listed

2 events — show timeline

• 2026-04-20 Listed $34,000 CSMLS
• 2014-04-21 Sold (Public Records) $7,500 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,018 · +3.9% YoY. Source: county tax records.